3324/23
The development will consist of the change of use of the entirety of the ground to fifth floor of this six storey over basement mixed use development to a 16 bedroom aparthotel of 691 sqm. The development will consist of the change of use of the ground floor permitted retail and restaurant units and reconfiguration of entrance arrangements from that granted under Reg. Ref. 1117/04 / ABP Ref. PL29S.206750; the change of use of the permitted office use (252sqm) at first and second floor level as granted under Reg. Ref. 2768/99; the change of use of the permitted residential use at third and fourth floor level as granted under Reg. Ref. 2733/15; the change of use of the residential use at fifth floor level as granted under Reg. Ref. 3835/14; to form a six storey over basement aparthotel of 691sqm. It will be served by the already permitted 8 no. car parking spaces and 6 no. bike stands, as well as bin store area, within the basement; as well as well as 4 no. bicycle spaces within a dedicated bike parking area within the ground floor of the aparthotel. The proposed aparthotel will include a reception area, laundry and amenity area at ground floor; with 16 no. bedroom suites at first, second, third, fourth and fifth floor level. The bedroom suites will include terraces along the Reuben Street facade at 3rd, 4th and 5th floor levels. The aparthotel will be accessed via the existing doors serving the development from Reuben Street. The development will include elevational changes at ground floor facing Reuben Street that will include signage; as well as all other ancillary site development works.
Core Refusal Reason
The proposal was refused due to the loss of existing housing stock, poor accommodation standards, and conflict with zoning objectives intended to maintain a vibrant mix of uses and integrated communities.
Decision Maker's Conclusion
- The development would undermine the 'Z4' zoning objective by failing to provide a vibrant mix of uses and hindering the establishment of long-term integrated communities.
- The conversion of previously occupied residential units to tourist accommodation results in an unacceptable loss of housing stock, contrary to the general presumption against short-term rentals in the development plan.
- The proposed tourist accommodation fails to meet required standards regarding unit size, style, and the prevention of an over-proliferation of single-bed aparthotel units.
Cited Policies (CDP)
Decision Document Summary
The application proposed the change of use of the ground floor of Reuben House, Reuben Street, Dublin 8, from residential to tourist accommodation. The planning authority refused the development because it would result in the loss of housing stock that was occupied as recently as 2022, which is contrary to the Dublin City Development Plan 2022-2028. Additionally, the proposal was found to provide a poor standard of accommodation and was deemed detrimental to the 'Z4' zoning objective, which seek...PDF Document Missing
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